Productive Tillable Acreage In Henderson Co IL - 489.76 Acres

Auction Date10December

489.76 Acres / Henderson County, IL

Auction Location:
1632 US-34, Biggsville, IL 61418
Auction Type:
Reserve
Auction starts in:
00 months, 21 days 22 hours 02 minutes
Auction Date:

Live and Online at Ranchandfarmauctions.com

Auction Date: 12/10/2024 Auction Time: 1:00 PM CT
Auction Venue Location: Barn Of Fairview Acres, 1632 US-34, Biggsville, IL 61418

Entire Farm Description:

Ranch and Farm Auctions is pleased to offer these highly productive and mostly tillable income producing properties to public auction in Central & Southern Henderson County, IL (Stronghurst, Media & Raritan Townships). All tracts will be offered as buyer’s choice, and all come with open farm tenancy for the upcoming 2025 crop year. All tracts also offer excellent road frontage on at least one side of the property including well maintained township and state roadways. Don’t miss out on this excellent opportunity to bid on highly sought after and productive farmland in multiple tracts to add to your investment or portfolio in Western Illinois!


Tract 1 Description:

Tract 1 is located north of Stronghurst in section 2 of Stronghurst Township at the intersection of 1150N & 1400E. This mostly tillable tract contains approximately 79.9+/- tillable acres most recently in corn production. Predominant soils on tract 1 primarily consist of Seaton and Joy silt loams with an average PI index of 126.2 across the entire tillable production area. Tract 1 has excellent blacktop road frontage along the entire south and east sides of the property.

Details:

Tract: Tract 1

Deeded acres: 85.0469+/-

FSA Farmland Acres: 79.93+/- (estimated)

Soil Types: Seaton & Joy Silt Loams

Soil PI/NCCPI/CSR2: 126.2 PI

CRP Acres/payment: No CRP

Taxes: $3,038.64

Lease Status: Open Tenancy for 2025 crop year

Possession: Immediate possession subject to current tenants' rights for 2024

Survey needed? Surveyed in 2001

Brief Legal: 85.0469+/- acres in part NE ¼ S2 T9N R5W Henderson County, IL

PIDs: 09-02-200-003

Lat/Lon: 40.8020?-90.9273

Zip Code: 61480

Tract 2 Description:

Tract 2 is located along Highway 94 north of Stronghurst in section 6 of Media Township. Tract 2 also has blacktop road frontage along the north side via Township Road 1150N. This mostly tillable tract contains 122.54 FSA acres most recently in soybean production. Soil maps indicate predominant soils consisting of Osco & Muscatune silt loams across 90%+ of the farm with lesser-known Otter-Lawson & Fayette-Hickory soils on the remaining cropland. These very high, class B soils carry an average productivity index of 131.5 across the farm. Tract 2 is also improved with well-kept waterways offering excellent drainage and whitetail deer hunting opportunities on the southern end along Wolf Creek. Tract 2 has multiple points of entry with excellent blacktop road frontage along the entire west and north sides.

Details:

Tract: Tract 2

Deeded acres: 131.32+/-

FSA Farmland Acres: 122.54+/-

Soil Types: Osco, Muscatune & Otter-Lawson Silt Loams, Fayette-Hickory Complex

Soil PI/NCCPI/CSR2: 131.5 PI

CRP Acres/payment: No CRP

Taxes: $5,176.58

Lease Status: Open Tenancy for 2025 crop year

Possession: Immediate possession subject to current tenants' rights for 2024

Survey needed? Surveyed in 2003

Brief Legal: 131.32+/- acres in Pt SW ¼ S6 T9N R4W Henderson County, IL

PIDs: 10-06-300-001 & 10-06-300-002

Lat/Lon: 40.7967/-90.9004

Zip Code: 61480


Tract 3 Description:

Tract 3 is located due west of Stronghurst along Township Road 800N in section 28 of Stronghurst Township. Tract 3 is mostly tillable offering 74.01 FSA cropland acres most recently in corn production. Tract 3 soils consist of Seaton silt loams and Sable silty clay loam with an average PI index of 121.3 across the tillable acreage. Tract 3 was recently improved with large amount of tile & tree removal completed after the 2023 crop year! The tree removal near the south end has been transformed into a beautiful waterway, which has also been utilized as an additional hay source. Tract 3 has blacktop road frontage along the entire north end and also hosts deer hunting opportunities on the southern end.

Details:

Tract: Tract 3

Deeded acres: 80.63+/-

FSA Farmland Acres: 74.01+/-

Soil Types: Seaton Silt Loams & Sable Silty Clay

Soil PI/NCCPI/CSR2: 121.3 PI

CRP Acres/payment: No CRP

Taxes: $2,359.32

Lease Status: Open Tenancy for 2025 crop year

Possession: Immediate possession subject to current tenants' rights for 2024

Survey needed?: Surveyed in 2001

Brief Legal: 80.63+/- acres in E ½ NW ¼ S28 T9N R5W Henderson County, IL

PIDs: 09-28-100-004

Lat/Lon: 40.7462/-90.9732

Zip Code: 61425


Tract 4 Description:

Tract 4 is located in southwestern Raritan Township in section 32. This combination tract represents an excellent opportunity at a mostly tillable/income producing property while offering suitable building locations and the opportunity to hunt deer passing through the farm. The soils on the approximate 65.6 farmland acres consist of Osco, Muscatune, Rozetta-Elco and Elco-Atlas silt loams carrying an average PI index of 127.8! Tract 4 offers blacktop road frontage on the north and gravel road along the west and offers a good campsite location. Tract 4 lays adjacent to the west of tract 5 and to the north of tract 6 giving opportunity at over 192.7 acres of prime land!

Details:

Tract: Tract 4

Deeded acres: 82+/- TBD by survey

FSA Farmland Acres: 65.62+/- (estimated)

Soil Types: Osco, Muscatune, Rozetta-Elco & Elco-Atlas Silt Loams

Soil PI/NCCPI/CSR2: 127.8 PI

CRP Acres/payment: No CRP

Taxes: Part of $6,533.56

Lease Status: Open Tenancy for 2025 crop year

Possession: Immediate possession subject to current tenants' rights for 2024

Survey needed?: Yes- in progress

Brief Legal: 82+/- acres in W ½ NE ¼ S32 T8N R4W Henderson Co, IL

PIDs: Part of 14-32-200-001

Lat/Lon: 40.6491/-90.8732

Zip Code: 61420

Tract 5 Description:

Tract 5 is located at the intersection of 1700E & 100N in southwestern Raritan Township in Section 32, just a short distance from the Hancock County line. This class A soil, mostly-tillable farm is made up of Muscatune, Osco and Rozetta-Elco silt loams with an average productivity index of 139.1! Specifically, 68.4% of the farm soils are 144-147 PI ensuring high producing yields year after year! Tract 5 lays adjacent to the east of tract 4 with the option to purchase up to 192.7 acres (tracts 4, 5 & 6).

Details:

Tract: Tract 5

Deeded acres: 80.6+/- TBD by survey

FSA Farmland Acres: 72.83+/- (estimated)

Soil Types: Muscatune, Osco & Rozetta-Elco silt loams

Soil PI/NCCPI/CSR2: 139.1 PI

CRP Acres/payment: No CRP

Taxes: Part of $6,533.56

Lease Status: Open Tenancy for 2025 crop year

Possession: Immediate possession subject to current tenants' rights for 2024

Survey needed?: Yes- in progress

Brief Legal: 80.6+/- acres in E ½ NE ¼ S32 T8N R4W Henderson Co, IL

PIDs: Part of 14-32-200-001

Lat/Lon: 40.6490/-90.8688

Zip Code: 61420


Tract 6 Description:

Tract 6 is located at the intersection of 1650E & 50N in section 32 of Raritan Township and offers a solid opportunity to add a smaller but impactful tract to your row crop operation or investment portfolio. This class A farm has an average PI index of an impressive 144.5 and is made up of primarily Muscatune silt loam soils (96.4%) and 3.6% Osco silt loam soil. This tract lays to the south of tract 4 with the opportunity to purchase up to 192.7 acres (tracts 4, 5, & 6), and would make an excellent addition to any farm operation with the ability to produce solid yields and income.

Details:

Tract: Tract 6

Deeded acres: 30.1+/- TBD by survey

FSA Farmland Acres: 28.68+/- (estimated)

Soil Types: Muscatune & Osco silt loams

Soil PI/NCCPI/CSR2: 144.5 PI

CRP Acres/payment: No CRP

Taxes: $1,782.44

Lease Status: Open Tenancy for 2025 crop year

Possession: Immediate possession subject to current tenants' rights for 2024

Survey needed?: Yes- in progress

Brief Legal: Pt of NW ¼ SE ¼ S32 T8N R4W Henderson Co, IL

PIDs: 14-32-400-001

Lat/Lon: 40.6440/-90.8737

Zip Code: 61420







  • Bidders may participate in the auction on-site or online at Ranchandfarmauctions.com

  • Onsite bidders should bring a government-issued ID

  • 10% down payment immediately after auction - cash, personal, or business checks accepted

  • If the winning bid is online, you will be immediately contacted to make arrangements for the 10% down payment and a purchase contract will be sent via DocuSign

  • High bidder has 30 days to close unless otherwise noted

  • Announcements on auction day will take precedence over any prior announcements

  • This is a no contingency sale and is not subject to financing or additional inspections

  • Possession at closing, subject to tenant’s rights, if any

  • If a survey is needed it will be done following the auction and the total purchase price will be adjusted to the surveyed acres

  • All information provided is derived from sources believed correct but is not guaranteed or warranted - Bidders shall rely entirely on their own information and judgments

  • Highly productive farm soils on all tracts

  • Excellent access and road frontage on all tracts

  • Some tracts improved with waterways and tile

  • Great opportunity to add a large amount of farmland to existing operation

  • Great investment opportunity with multiple tracts

  • Deer hunting opportunity on some tracts

  • Tracts situated in Stronghurst, Media & Raritan Townships

  • All tracts previously surveyed

Auction Location:
1632 US-34, Biggsville, IL 61418
Auction Type:
Reserve
Auction starts in:
00 months, 21 days 22 hours 02 minutes
Auction Date:

Auction Documents

Real Estate Auction Terms and Conditions

Terms Of Sale

Thank you for participating in this auction. Please familiarize yourself with the terms and conditions as all sales are final and irrevocable. The terms of sale are non-negotiable. Good luck and good bidding!

Registration at the auction (online and/or in person) finalizes each bidder's agreement to the terms and conditions of sale as stated in the Contract and its Addenda which are incorporated by reference into your bidding. Do not bid until you have read and agree to the terms and conditions. By bidding you are representing that you have read and agree to be bound by the terms and conditions for this sale as stated herein. DO NOT BID unless you have registered, received a Bidder's Card or paddle number and have read and agreed to be bound by the terms of sale in the Contract as they are enforceable against you upon becoming a high bidder. The successful bidder will be required to execute a Sales Agreement at the conclusion of the auction and submit the appropriate down payment in a timely manner as instructed by the Auctioneer.

All properties are sold "AS IS, WHERE IS" with no financing, inspection or other contingencies to sale. The Broker and Auction Company represent the seller only and do not inspect properties on the bidder's behalf. Read the Contract and Auction Day Notes to determine the existence of any disclosures, exclusions, representations and disclaimers. Do not bid if you have not inspected the property(ies). By bidding you agree to all disclosures.

Buyers receive a deed and Title Insurance Policy as provided by the Closer indicated in the Contract (any mobile/manufactured housing not legally affixed to the property shall only be conveyed by a Hold Harmless Agreement or Quitclaim Bill of Sale unless otherwise noted in the Disclosures). The current year's taxes are prorated through the day of closing as is customary unless otherwise noted or announced on sale day.

Or in abstract states, the seller shall provide a continuation of the abstract of title thru the date of sale for the buyer or buyers attorney to examine.

The sale of this property may be subject to a Buyer's Premium, which will be added to the high bid and included in the total purchase price. Please see the Auction Day Notes, The Contract for Sale, and/or the Auctioneer for specifics about the property you wish to bid on.

Tracts sold by the acre - The contract will indicate the current acreage, bid per acre and the high bid will be the current acreage multiplied by the high bid per acre. If a survey is required prior to closing that would result in a change to acreage, the contract will be adjusted to that acreage prior to closing and the purchase price will reflect that change in acreage.

If a survey is required, it is typically done immediately following the auction. The per acre bid at auction will then be multiplied by actual surveyed acres to determine the final sales price at closing. The purchase agreement and sales day announcements will identify the party responsible for survey cost.

Each high bidder must sign a purchase agreement and make a 10% non-refundable deposit immediately following the auction to the designated Title Company or escrow agent noted on the Purchase Agreement. Cash, wire transfers, cashier's checks, personal checks and business checks (electronically processed) are accepted. For online only auctions, wire transfers are the preferred method for deposits. Wire instructions will be sent from the escrow agent or title company at the conclusion of the auction or the next day. The balance of the purchase price and all closing costs are due within 30 days unless otherwise noted or announced.

Bidding starts at the nominal Opening Bid(s) indicated and is open to the public. The Auctioneer reserves the right to group, add to, delete, withdraw, consolidate or break down lots and/or quantities offered, to sell out of scheduled sequence, to reject any bid which is only a fraction advance over the preceding bid, to regulate bidding, to accept or reject any or all bids, and to cancel or reschedule an auction. The Auctioneer will call the sale and control any increments of bidding. To make a bid, raise your hand or Bid Card to be recognized. The bidding happens quickly. Absentee bids may be accepted at the discretion of the Auctioneer. The Auctioneer reserves the right to enter bids on behalf of absentee bidders. Any mistakes during bidding as to who has the high bid and/or at what price may be called to the Auctioneer's attention and corrected. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party.

For online only sales, click the “Bid Now” button to enter your bid. Be sure to create an account and sign in early so you do not miss the opportunity to bid. You can also enter a maximum bid to allow for bids to be increased by the noted increments up to your high bid. If you cannot log in, feel free to call (217) 922-0811 to reach customer service to register and bid by phone.

Your inspection of the property(ies) and attendance at this auction are at your own risk. Broker and Seller, their agents and employees, expressly disclaim any "invitee" relationship and shall not be liable to any person for damage to their person or property while in, on or about these properties, nor shall they be liable for any defects, dangers or conditions on the property(ies). All persons enter the property(ies) and attend the auction at their own risk and shall defend, indemnify, and save harmless Broker and Seller, their agents and employees, from any and all liability attendant thereto.

All auctions are subject to court or seller approval unless otherwise noted as “Absolute”. Most sales are approved within 2 business days. Buyers are not allowed possession until closing and filing of the deed, at which time the property should be re-keyed if required. If for any reason the court or Seller approval is not granted, the Down Payment shall be returned in its entirety to the high bidder. "Showing" requests from Buyers after the auction may not be able to be accommodated.

If more than one property is being auctioned, the Auctioneer may choose to offer a group of the properties for auction at the same time. This is called "BUYER'S CHOICE" and is to accommodate buyers who have an interest in more than one property and/or have 2nd and 3rd choices if they are outbid for a favorite property. Upon winning the bid, please choose which property, or properties, you want. You pay the high bid price for each property selected. Each sale is final and stands alone. Remaining properties are then offered in another round of bidding. Anyone may bid at any time, including prior High Bidders.

Ranch & Farms Auctions, LLC, Whitetail Properties Real Estate, LLC and the Seller expressly disclaim any liability for errors, omissions or changes regarding any information provided for these sales. Please read the Contract and Auction Day Notes for a full and complete understanding of any and all disclaimers. Bidders are strongly urged to rely solely upon their own inspections and opinions in preparing to purchase property and are expressly advised to not rely on any representations made by the Seller or their agents and employees. Property information may change without notice and potential purchasers should investigate all data fully before relying upon it.

The information contained within is believed to be accurate, but Seller and Auction Company do not warrant any information contained within the description. All lines on maps are approximate and buyers should verify the information. All stated measurements including but not limited to acreage, sq footage, map dimensions, and/or sketches are stated for marketing purpose only unless it is stated that the measurements are verified by an independent surveyor or other source. All measurements shall be assumed to be approximate or more/less and obtained from sources to be considered reliable such as: government tax records, mapping software, assessor’s office records or FSA maps. Legal descriptions may be subject to existing fence/field boundaries. No warranty is expressed or implied as to the exact acreages of property. The purchase price based on these measurements entered on the purchase agreement is final unless buyer and seller have agreed otherwise in writing prior to signing. If exact acreage or square footage is a concern, the Property should be independently measured.

All sale day announcements will take precedence over any and all prior advertising or announcements.

Broker Participation

Buyers Agents who register a winning bidder at this auction may receive a Buyer Broker Participation Fee. Please call for more details. Be advised, not all auctions offer a Buyer Broker Participation Fee.

Disclaimer:Online Bidding

Disclaimer: Online Bidding

Please review the following disclaimer regarding online bidding for our auctions:

Internet Service: Bidder acknowledges that Auction Company, auctioneer, broker, or any other party

involved cannot be held responsible for any issues related to internet service before or during the auction.

Auction Company, auctioneer, and broker do not guarantee the seamless transmission or receipt of bids

placed online in a timely fashion.

Delays and Failures: Bidders should be aware that internet bidding is prone to delays and potential

failures that are beyond the control of the auction company. Bidder acknowledges and agrees that

Auction Company, auctioneer, and broker cannot be held liable for any interruptions or disruptions during

the online bidding process.

Auction Suspension or Cancellation: The Company reserves the sole discretion to suspend, postpone, or

cancel the auction if the internet service is unstable or disrupts the online portion of the event. Such

decisions will be made in the best interest of all participants.

Auctioneer's Discretion: The auctioneer has the sole discretion to accept or refuse any bid. The Auction

Company, auctioneer, and broker may also change the sale order, regroup items, or modify the auction as

needed, without prior notice.

Timely Bidding: Online bidders are encouraged to use the max bid feature and place their bids in a timely

fashion. Waiting until the last minute to place a bid may result in the auctioneer recognizing another high

bidder because your bid may not instantaneously show up.

By participating in the online bidding process, you agree to the terms outlined in this disclaimer. You

release Auction Company, auctioneer, broker, and their employees from any claims, losses, or damages

resulting from interruptions, disruptions, or failures related to online bidding.

Please carefully review and understand the terms and conditions provided by the auction company before

participating in the online bidding process.

Auction Type

Live and Online

Subject to Seller confirmation

Licensing

WHITETAIL PROPERTIES REAL ESTATE LLC DBA RANCH & FARM AUCTIONS

115 West Washington, Ste 900, Pittsfield, IL 62363

Debbie S. Laux, Designated Managing Broker, License # 471.018541

Joe Gizdic, Director, Ranch & Farm Auctions, 217.299.0332

Brent Reneau, Illinois Land Specialist, Whitetail Properties Real Estate, LLC, 309.337.0348

Cody Lowderman, IL Auctioneer, 441.001255